Civic Intelligence

Zion Corner Development II Inc

EIN 43-1927856 • 501(c)3 • St Louis, MO

Profile

LOW INCOME HOUSING

1001 Craig Road Ste 200St Louis, MO 63146
Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

97th percentile

1.71x

Higher debt load relative to assets than 97% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

98th percentile

10.54x

Higher debt load relative to revenue than 98% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

14th percentile

-21%

Higher net margin than 14% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

28th percentile

-2.9%

Faster asset growth than 28% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

66th percentile

17%

Faster revenue growth than 66% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets97th percentile

Assets

Down

$1,715,445

Down $51,032 (-2.9%) from 2023

Liabilities

Up

$2,927,210

Up $7,689 (+0.3%) from 2023

Net Assets

Down

-$1,211,765

Down $58,721 (-5.1%) from 2023

Operations
Liabilities / Revenue98th percentileNet Margin14th percentile

Revenue

Up

$277,767

Up $41,035 (+17%) from 2023

Expenses

Up

$336,488

Up $67,332 (+25%) from 2023

Net Income

Down

-$58,721

Down $26,297 (-81%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth28th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$4.0M$2.0M$0-$2.0MAssets 2010: $2,398,028Liabilities 2010: $2,875,545Net Assets 2010: -$477,5172010Assets 2011: $2,353,412Liabilities 2011: $2,887,350Net Assets 2011: -$533,9382011Assets 2012: $2,338,195Liabilities 2012: $2,908,202Net Assets 2012: -$570,0072012Assets 2013: $2,270,194Liabilities 2013: $2,890,186Net Assets 2013: -$619,9922013Assets 2014: $2,219,255Liabilities 2014: $2,892,866Net Assets 2014: -$673,6112014Assets 2015: $2,180,123Liabilities 2015: $2,928,781Net Assets 2015: -$748,6582015Assets 2016: $2,104,022Liabilities 2016: $2,910,447Net Assets 2016: -$806,4252016Assets 2017: $2,046,376Liabilities 2017: $2,920,858Net Assets 2017: -$874,4822017Assets 2018: $1,964,960Liabilities 2018: $2,899,663Net Assets 2018: -$934,7032018Assets 2019: $1,894,397Liabilities 2019: $2,893,609Net Assets 2019: -$999,2122019Assets 2020: $1,855,828Liabilities 2020: $2,893,778Net Assets 2020: -$1,037,9502020Assets 2021: $1,825,444Liabilities 2021: $2,898,452Net Assets 2021: -$1,073,0082021Assets 2022: $1,815,052Liabilities 2022: $2,935,672Net Assets 2022: -$1,120,6202022Assets 2023: $1,766,477Liabilities 2023: $2,919,521Net Assets 2023: -$1,153,0442023Assets 2024: $1,715,445Liabilities 2024: $2,927,210Net Assets 2024: -$1,211,7652024

Highlighted filing

2024

Assets$1,715,445
Liabilities$2,927,210
Net Assets-$1,211,765
Open 2024 Filing

Operations Trend

Revenue Growth66th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$400K$200K$0-$200KExpenses 2010: $213,4062010Revenue 2011: $169,904Expenses 2011: $226,325Net Income 2011: -$56,4212011Expenses 2012: $219,0532012Revenue 2013: $182,253Expenses 2013: $232,238Net Income 2013: -$49,9852013Revenue 2014: $183,067Expenses 2014: $236,686Net Income 2014: -$53,6192014Revenue 2015: $195,961Expenses 2015: $271,008Net Income 2015: -$75,0472015Revenue 2016: $199,050Expenses 2016: $256,817Net Income 2016: -$57,7672016Revenue 2017: $192,134Expenses 2017: $260,191Net Income 2017: -$68,0572017Revenue 2018: $201,446Expenses 2018: $261,667Net Income 2018: -$60,2212018Revenue 2019: $212,322Expenses 2019: $276,831Net Income 2019: -$64,5092019Revenue 2020: $231,243Expenses 2020: $269,981Net Income 2020: -$38,7382020Revenue 2021: $241,645Expenses 2021: $276,703Net Income 2021: -$35,0582021Revenue 2022: $236,899Expenses 2022: $284,511Net Income 2022: -$47,6122022Revenue 2023: $236,732Expenses 2023: $269,156Net Income 2023: -$32,4242023Revenue 2024: $277,767Expenses 2024: $336,488Net Income 2024: -$58,7212024

Highlighted filing

2024

Revenue$277,767
Expenses$336,488
Net Income-$58,721
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$1,715,445
Liabilities
$2,927,210
Net assets
-$1,211,765
Revenue
$277,767
Expenses
$336,488
Net income
-$58,721
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.72$2.93$1.21$0.28$0.34$0.06
2023Detailed filing. Detailed filing data is available for this year.$1.77$2.92$1.15$0.24$0.27$0.03
2022Detailed filing. Detailed filing data is available for this year.$1.82$2.94$1.12$0.24$0.28$0.05
2021Detailed filing. Detailed filing data is available for this year.$1.83$2.90$1.07$0.24$0.28$0.04
2020Detailed filing. Detailed filing data is available for this year.$1.86$2.89$1.04$0.23$0.27$0.04
2019Detailed filing. Detailed filing data is available for this year.$1.89$2.89$1.00$0.21$0.28$0.06
2018Detailed filing. Detailed filing data is available for this year.$1.96$2.90$0.93$0.20$0.26$0.06
2017Detailed filing. Detailed filing data is available for this year.$2.05$2.92$0.87$0.19$0.26$0.07
2016Detailed filing. Detailed filing data is available for this year.$2.10$2.91$0.81$0.20$0.26$0.06
2015Detailed filing. Detailed filing data is available for this year.$2.18$2.93$0.75$0.20$0.27$0.08
2014Detailed filing. Detailed filing data is available for this year.$2.22$2.89$0.67$0.18$0.24$0.05
2013Detailed filing. Detailed filing data is available for this year.$2.27$2.89$0.62$0.18$0.23$0.05
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.34$2.91$0.57$0.22
2011Summary only. Only limited summary data is available for this year.$2.35$2.89$0.53$0.17$0.23$0.06
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.40$2.88$0.48$0.21
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 6, 2025
Return Version
2024v5.0
Gross Receipts
$277,767
Mission and Program Overview

Mission

LOW INCOME HOUSING

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$1,465,580$1,399,650▼ $65,930
Cash and Non-Interest-Bearing Accounts$13,612$54,207▲ $40,595
Accounts Receivable$32,654$23,269▼ $9,385
Prepaid Expenses and Deferred Charges$3,923$1,718▼ $2,205
Total Assets$1,766,477$1,715,445▼ $51,032
Other Assets Total$250,708$236,601▼ $14,107
Liabilities
Mortgage Notes Payable Secured by Investment Property$2,863,742$2,863,742→ $0
Accounts Payable and Accrued Expenses$45,448$53,094▲ $7,646
Other Liabilities$10,331$10,374▲ $43
Total Liabilities$2,919,521$2,927,210▲ $7,689
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-1,153,044$-1,211,765▼ $58,721
Total Net Assets Fund Balance$-1,153,044$-1,211,765▼ $58,721
Total Liabilities and Net Assets / Fund Balance$1,766,477$1,715,445▼ $51,032

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,331,505$1,509,023$2,840,528
Equipment$43,145$103,502$146,647
Land$25,000-$25,000
Other Assets Org$10,373--
Compensation and Service Providers
Top Officer PayScore unavailable

Board Members and Trustees

NameTitle
Sandra Dew GaineyChair
Alverne HoodBoard Member
Gene StubblefieldBoard Member
Jason HannekeBoard Member
Lisa CalliottBoard Member
Maureen DunnBoard Member
Joseph GirardiCFO
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$274,945
Investment Income
$1,958
Other Revenue
$864
Change in Net Assets
$-58,721

Audited Revenue Reconciliation

Revenue per Audited Statements
$277,767
Total Revenue per Audited Statements
$277,767
Total Revenue per Form 990
$277,767
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$268,891
Salaries, Compensation, and Employee Benefits$67,597
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Depreciation Depletion$83,480--$83,480
Insurance$48,318--$48,318
Other Salaries and Wages$25,326$22,672-$47,998
Occupancy$23,543--$23,543
Fees for Services Management-$17,757-$17,757
All Other Expenses$11,177$4,930-$16,107
Office Expenses-$15,609-$15,609
Other Employee Benefits$15,144--$15,144
Other Expenses$9,472--$9,472
Fees for Services Accounting-$5,830-$5,830
Payroll Taxes$4,455--$4,455
Fees for Services Legal-$206-$206
Total Functional Expenses$269,484$67,004$0$336,488

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$336,488
Total Expenses per Audited Statements$336,488
Total Expenses per Form 990$336,488
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Tenant Deposits$10,374
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
No
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
Yes

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“Operational control and responsibility of handling tenants, which involves move in and move out procedures, hud qualifications and requalifications, and maintaining hud required files. Managerial control over the property, which involves the upkeep, maintainence and improvement of the building and land. This also requires the appropriate bookkeeping and reporting requirements mandated by hud.”

Form 990, Page 6, Part VI, Line 11B

“Form 990 is sent to the board chairman for review. The board chairman then determines how to distribute form 990.”

Form 990, Page 6, Part VI, Line 12C

“The organization has each board member sign a conflict of interest form disclosing what, if any, conflicts of interest the member would have annually.”

Form 990, Page 6, Part VI, Line 19

“The organization makes public documents available upon request. Documents are available in paper or by email.”

Filing and Contact Details

Filer

Filer Name
Zion Corner Development Ii Inc
EIN
43-1927856
Phone
3147260111
Address
1001 CRAIG ROAD STE 200, ST LOUIS, MO 63146

Signing Officer

Name
Joseph Girardi
Title
CFO
Phone
3147260111
Signed
2025-11-06
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Joseph Girardi
Formed
2003
Legal Domicile
Mo
Voting Board Members
7
Independent Board Members
7
Employees
0

Preparer

Firm
Christen Souers LLC
Address
10347 DAWSONS CREEK BLVD STE C, FORT WAYNE, IN 46825-1905
Preparer
Anna M Collins CPA
Phone
2604840653
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This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990ScheduleD/EquipmentGrp/DepreciationAmt0103502
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IRS990ScheduleD/OtherAssetsOrgGrp/Desc1RESIDUAL RECEIPTS RESERVE
IRS990ScheduleD/OtherAssetsOrgGrp/Desc2PAINT RESERVE
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0OPERATIONAL CONTROL AND RESPONSIBILITY OF HANDLING TENANTS, WHICH INVOLVES MOVE IN AND MOVE OUT PROCEDURES, HUD QUALIFICATIONS AND REQUALIFICATIONS, AND MAINTAINING HUD REQUIRED FILES. MANAGERIAL CONTROL OVER THE PROPERTY, WHICH INVOLVES THE UPKEEP, MAINTAINENCE AND IMPROVEMENT OF THE BUILDING AND LAND. THIS ALSO REQUIRES THE APPROPRIATE BOOKKEEPING AND REPORTING REQUIREMENTS MANDATED BY HUD.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1FORM 990 IS SENT TO THE BOARD CHAIRMAN FOR REVIEW. THE BOARD CHAIRMAN THEN DETERMINES HOW TO DISTRIBUTE FORM 990.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ORGANIZATION HAS EACH BOARD MEMBER SIGN A CONFLICT OF INTEREST FORM DISCLOSING WHAT, IF ANY, CONFLICTS OF INTEREST THE MEMBER WOULD HAVE ANNUALLY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE ORGANIZATION MAKES PUBLIC DOCUMENTS AVAILABLE UPON REQUEST. DOCUMENTS ARE AVAILABLE IN PAPER OR BY EMAIL.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 19
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IRS990/USAddress/CityNm0ST LOUIS
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IRS990/WhistleblowerPolicyInd0true
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0JOSEPH GIRARDI
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0CFO
ReturnHeader/BusinessOfficerGrp/PhoneNum03147260111
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-11-06
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0ZION CORNER DEVELOPMENT II INC
ReturnHeader/Filer/BusinessNameControlTxt0ZION
ReturnHeader/Filer/EIN0431927856
ReturnHeader/Filer/PhoneNum03147260111
ReturnHeader/Filer/USAddress/AddressLine1Txt01001 CRAIG ROAD STE 200
ReturnHeader/Filer/USAddress/CityNm0ST LOUIS
ReturnHeader/Filer/USAddress/StateAbbreviationCd0MO
ReturnHeader/Filer/USAddress/ZIPCd063146
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0false
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0352110134
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0CHRISTEN SOUERS LLC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt010347 DAWSONS CREEK BLVD STE C
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0FORT WAYNE
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0IN
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd0468251905
ReturnHeader/PreparerPersonGrp/PhoneNum02604840653
ReturnHeader/PreparerPersonGrp/PreparationDt02025-11-06
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0ANNA M COLLINS CPA
ReturnHeader/ReturnTs02025-11-10T15:41:14-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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